Issue: 86 May 3, 2003

Mountains or Mole Hills

How many times have I heard a Realtor state: “I don’t care for that inspector, he tends to make mountains out of mole hills.” One distinct difference I have noticed between Realtors and Home Inspectors is that Realtors tend to take mountains, view and represent them, as mole hills while Home Inspectors tend to view and represent what may appear to be a mole hill as a mountain. This difference tends to cause friction between us. The difference comes from the perspective from which we view the home. The Realtor tends to view the home through glasses tented somewhat by their desire to close the deal. While the Home Inspector tends to view the home with an attempt toward x-ray vision attempting to determine issues which may not be readily evident. In the past few months I have experienced two good examples of why the tendency of Home Inspectors to make mountains out of mole hills is so very important to our clients, even if Realtors may have a problem with it.

I had a good example of this recently while inspecting what the listing agent described as “such a happy home.”  Unfortunately, all homes are not “Happy Homes.” There was a repair contractor finishing up replacing wood flooring below a bedroom window when I arrived. When asked, he said there had been a water problem but that it had been repaired. To the happy home listing agent, end of issue, mole hill resolved. I asked two questions. What had caused the problem and where was the material he removed. He stated that he thought the water had come through the window and that he had re-caulked it and that he had disposed of the wood. I wanted to see how damaged the wood removed was. That wasn’t going to happen.

Walking outside I observed no overhang on the roof and gutters hung directly to the exterior wall. Being one of those “Home Inspectors” I began to envision a mountain. Had he been on the roof? No. During the inspection I observed from the crawl space that the floor repair was fairly extensive and climbing on the roof I found the mountain. A leaf guard had been installed on the gutter incorrectly sloping back toward the house. Water, for an extended period, had been running behind the gutter down through the wall around the window and to the crawl space below severely damaging the floor system in the process. Considering the extent of repair to the floor, this had been going on for some time. The mountain, how much damage was there hidden at the roof below the shingles and inside of the exterior wall? Not a “Happy Home.” 

Unfortunately, this was only one of numerous unhappy home issues causing the buyers mother to frown throughout the inspection, an unhappy buyer, and ultimately unhappy Realtors. I later had the privilege of advising the buyers on how to get their escrow funds returned when the Realtors were making it difficult. I inspected the next far more “Happy Home” for this client as was clearly evidenced by the mother's beautiful smile. God, I love being a home inspector. This is truly what it is all about.

Then there was “The Thing in the Closet.” If you have been paying attention, you saw a picture of “The Thing” in an earlier newsletter. Another picture is below and there is one on the Home Page of my new website www.chrisdhilton.com. Wondered what the heck it was didn’t you?

This had nothing to do with a home inspection. My experience with “The Thing” began with an e-mail from a Realtor recipient of my newsletter, much like you, whom I had never met stating:

Dear Chris:

I am calling on you for some professional services for myself.  I need to have a mold test conducted. Please contact me at:  --- Look forward to hearing from you.

I think in this case, maybe this Realtor was having visions of a mountain in her own home. Would her perspective have been different had it been one of her happy listings? Unfortunately, the mountain she envisioned was not the same I envisioned. I responded that I do not perform mold tests, due to their being no official protocol established. Being a Home Inspector who just loves making mountains out of mole hills, I asked her for additional details relative to and asked some question about the problem. She responded:

Our home is 2 ½ years old. About Christmas time, we noticed a white tubular plant with some type of leaves growing in our foyer coat closet. It came up between the floor and the baseboard. I am sending you some pictures of the plant & it's location in my home.  We have not bothered the plant at all.  It is exactly where is has always been. The floor & lower wall have both a dusty white & black substance--didn't touch the plant.  The floor is hardwood--underneath, I am not sure. The 2 closets are on each side of the front door & the whole area is "bumped out" -- see exterior picture. Closet is on an outside wall.  Grade is close -- see pictures--not sure if this goes all the way down to the basement.  This house is only 2 l/2 years old & we never saw this before Christmas.  Could have been growing the whole 2 years up from the ground.  We have called the builder 2x's & he has not yet called us back. Look forward to hearing from you. 

Among the pictures she sent was this intriguing picture at the right, which definitely garnered my interest (Click on it for a larger version):

I believe most “Happy Home” Realtors, had this not been in their own home, would have jerked up the little plant, threw it in the backyard cleaned up the floor and walked away. Mole hill solved. Not me, I like mountains. Later I found out that the husband and daughter had contracted a rash which a dermatologist decided came from “The Thing.”

My e-mail response:

Dad and I have been doing a little research into your little plant. I actually have seen pictures of this type growth before, have personally seen it in forests and in old unoccupied rotting homes, but have not encountered one in an occupied home other than in damp crawl spaces. Based on the information I have so far, it appears that it is what I call a flowering fungus. What appears as flowers is actually know as fruit. It prefers to grow on damp wood in dark damp places. The dust on the floor is spores it produces in its attempt to populate your home. This type of fungus is usually found growing on rotted wood in damp areas. It is not unusual to find these in homes, but it is unusual to find one growing in an occupied area of a home without damp rotting wood. What I am concerned about with yours is not particularly the fact that it exists or how it got there, but where it is getting its needed moisture from which could be an indication of a problem, which may need to be addressed. I am interested in coming to look at it closer.

With visions of a mountain, I conducted an inspection of the subject property limited to issues related to the growth of what appeared to be a fungus in the left front foyer coat closet.

Upon arriving at the home what appeared to be a fungus growth was observed in the left front foyer coat closet (Click on picture at right). Upon closer observation warping and dampness was noted in the wood floor adjacent to the growth. The moisture readings of the wood flooring in the area of the warping and dampness peaked out a moisture meter indicating the wood flooring to be extremely wet. The homeowners were so enamored by the growth that they had not even noticed that the wood flooring was wet and warped. What is the old saying “Can’t see the forest for the trees.” It is generally accepted that this type of fungus must have moisture to survive and grow. Therefore, its very presence is indicative of a moisture problem, which needs attention. Visions of a mountain were traipsing through my head.

Without destructive inspection it was impossible to determine positively what was causing the moisture problem. Based on experience and training it was possible to conjecture what may be causing the problem, which has resulted in the wet warped wood flooring and fungus growth.

The following facts were observed from the visual inspection:

1.     The foyer and associated closets extend beyond the basement foundation wall as observed from the basement.

2.     The exterior brick masonry outside of the closet in question has “koin” corners with alternating sections projecting out from the face of the brick with unprotected tops of the projected brick.

3.     The wood flooring is wet and warped.

4.     There is a large fungus type growth extending out of the joint between the wood flooring and baseboard shoe molding.

Conjecture:

1.     The floor of this closet may be constructed on either an un-vented space open to the ground below unprotected from moisture or on a concrete slab.

2.     If this closet wood floor is over un-vented space open to the ground below, which is not allowed or desirable, the moisture is coming from the soil. The inspector is aware of severe moisture, insect and rot damage associated with similar conditions. The bare ground must be covered with a vapor bearer and the area must be vented.

3.     If this closet wood floor is on a concrete slab, water may be soaking through the exterior brick veneer or condensating behind the veneer flowing to the concrete slab and being soaked up by the wood flooring. Be aware that brick veneer exposed unprotected ledges, such as those on the “koin” corners, are notorious for taking on water.

4.     It is also possible that this may be a combination of both of the moisture issues stated in items 2 & 3 above or water may be coming in other areas if proper flashing and weeps are missing.

5.     There is the possibility of hidden moisture, rot and insect damage to the floor and wall systems below the closet in question and the similar closet on the opposite side. This damage may involve the foundation plate, band, joist, decking, wall plate, wall studs and wall sheathing.

Recommendations:

1.     The baseboard, shoe molding, wood flooring and sheathing should be removed from both closets in such a manner as to completely expose the area below these floors.

2.     These exposed areas should be checked for wood destroying insect activity and treated as may be required. High moisture is an open invitation to wood destroying insects.

3.     The exposed area should be closely observed for damage and the specific cause of the damage determined and corrected.

4.     If this is a cavity open to the ground below, considering its small size, recommend installing a 6-mill poly vapor bearer and pouring concrete over the exposed soil to seal it off. Ventilation must be provided to this space. The simplest solution would be to bore ventilation holes in the band separating this area from the basement of the home to allow for air circulation.

5.     All moisture, rot or insect damaged materials found should be removed and replaced. If the moisture content of any wood in this area exceeds 19% recommend that it be dried out or that it be removed and replaced.

6.     If it is determined that moisture infiltration is coming through the brick veneer or from the absence of proper flashing and weeps. Weeps should be added and also flashing if possible. The top of all brick ledges should be sealed with an acceptable sealant and the brick in this area water proofed. This would be a positive improvement even if no leakage were observed.

7.     Following correction of all conditions observed the areas should be carefully reconstructed to match the existing conditions.

8.     All items of clothing and stored items in this closet should be cleaned.

It is very difficult to determine the exact cause of the very evident moisture problem without the use of destructive investigation, which is beyond the scope of a home inspection. This type of inspection is best to be performed by a reputable repair contractor as part of the repair process. 

Here we go again, one home inspector seeing visions of mountains and the Realtor even though it was her own home really thought I was blowing the whole thing out of proportion. How is it possible that her 2 ½ year old home built by a reputable contractor, who was also one of here clients, could have a major problem? She and the contractor were in for a surprise. A copy of my report got the attention of the builder who responded immediately although he had been ignoring her calls.

Showing his responsibility but making it very clear that he didn’t think it was a big deal, just another home inspector making a mountain out of a mole hill, the builder agreed to remove the wood flooring. It was clear that was all he intended to do and that he was going to dry out the subflooring and replace the finished flooring. Fortunately, the homeowner observed the process and how very wet and rotten the subflooring was and demanded that it be removed to observe what was underneath as I had recommended. To their surprise, although not mine, the flooring band consisting of Waferboard Truss Joist and Waferboard Rim Board below this floor and supporting the two story exterior wall was dripping wet and so rotten that it could be ripped apart and removed with bare hands (click on picture at right). The floor in the second closet to the opposite side of the front door was removed, although there was not evidence of an issue, and the same condition was discovered below that floor. Maybe I do have x-ray vision. Immediately attitudes changed and the homeowner and builder began to treat me differently. Had a much more expensive problem been adverted by my mountainous vision? It would appear so. Disdain began to change to trust and respect as the contractor ripped out, repaired the damage and installed foundation vents. God, I love being a home inspector.

Enough about the effect, what was the cause? As conjectured, below these closets was a closed un-vented masonry cavity extending from the first floor to below the basement floor probably ten feet deep (click on the picture at the right for an enlarged version). The chimney effect of this shaft was drawing the moisture out the ground below and depositing it on the wood floor system destroying it in the process. Remember, this is a 2 ½ year old home! What may be growing in your home?

Good for the effect and cause, but what about “The Thing?” Not being a fungus expert, I did an Internet search and made contact with Professor Tom Volk of the University of Wisconsin La Crosse Department of Botany. Her is his response:

Hi Chris, Greetings from Wisconsin. Thanks for the interesting article. It is interesting to see that fungus indoors. I can give you further information on it. It appears to be a Pleurotus species, commonly known as Oyster Mushrooms. 

See: http://botit.botany.wisc.edu/toms_fungi/oct98.html

They are a delicious edible mushroom.  However they are well known for their prolific white rot of wood.  There are very few health problems associated with it, although some workers in farms where these are grown become allergic to the spores after constantly being exposed to them for several months.  However I don't think that could happen in this case because there would not be enough spores.

If you include this information in your article, please cite my website at TomVolkFungi.net  I'd also like a copy of the article for my records.

If you need further information please let me know.  Hope this helps. ---Tom

Thoughts for the week...

Behind a mole hill a mountain may abide.

Never stop looking for the answers.

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